5 Things Your Builder Hopes You Don't Ask About
After 40 years in construction and 119+ permitted projects across Tampa Bay, I can tell you this — the questions that make builders uncomfortable are usually the ones you need to ask. Here are five of them.
1. What Do Those Allowances Actually Cover?
An "allowance" in your contract means the builder budgeted a fixed dollar amount for something you haven't picked yet — tile, fixtures, countertops. The problem? That number is often set unrealistically low to make the overall bid look better.
A $3,000 flooring allowance sounds fine until you realize it covers materials only, not installation labor. Ask your builder: does this allowance include labor, tax, and delivery? If it doesn't, you're already over budget before you pick your first tile.
2. What's Your Change Order Markup?
Most builders charge 15–20% markup on change orders. That's the industry standard, and it's not inherently unfair — changes genuinely cost more because they disrupt scheduling and require re-coordination.
But here's what's worth asking: is that markup applied to materials, labor, or both? Some contracts apply it to the full cost including subcontractor markup, which means you're paying markup on markup. Get it in writing before you sign.
3. What's the Realistic Timeline?
When a builder says "six months," they usually mean six months of construction time. They're not counting the 3–8 weeks for permits, the 2–4 weeks for plan review, or the delays from inspections, weather, and material lead times.
A more honest answer for most custom homes in Hillsborough County is 9–12 months from contract to certificate of occupancy. Ask for a timeline that includes permitting, not just hammers swinging.
4. Can I See Your Insurance & Bonding?
Every licensed contractor in Florida should carry general liability and workers' compensation insurance. But "should" and "does" are different things.
If your builder is underinsured and a worker gets hurt on your property, you could be liable. Ask for a certificate of insurance naming you as additionally insured. If they hesitate, that tells you everything you need to know.
5. Will I Get Lien Waivers from Subcontractors?
This is the one that catches most homeowners off guard. You pay your builder. Your builder is supposed to pay the subcontractors. But if they don't? The subcontractor can put a lien on your house — and you could end up paying twice.
Lien waivers are signed documents from each sub confirming they've been paid. Request them with every draw payment. It's your legal protection, and any reputable builder will provide them without pushback.
The Bottom Line
None of these questions are rude. They're responsible. A good builder will respect you for asking them. A bad one will try to change the subject.
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